VIC3666· Pop. 5,142Murrindindi

BALMATTUM

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$409,400

VIC Gov · 2025

Rent yield

3.2%

computed from govt data

Annual growth

-8.8%

annualised from govt data

Vacancy rate

2.4%

modelled estimate

AI insights for BALMATTUM

Investment analysis, risks & comparisons

PREMIUM

BALMATTUM shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$250/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.1%

annual shift

Yield × growth index

-2.8

combined signal

Net yield (est.)

5.59%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.6%

est. compound, long-run avg

10-yr growth (CAGR)

+5.4%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$360k

2021

$408k

2022

$475k

2023

$493k

2025

$409k

Source: VIC Gov · 2025 · all sources

Market overview

BALMATTUM is a VIC suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.2% with stable tenant demand
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,153/wk

$45k taxable p.a.

Renters

18.7%

76.3% owner-occupier

Median age

54.0 yrs

Unemployment

6.0%

Population growth

+1.3% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

81%

8% apartments

Degree qualified

19.9%

bachelor's or higher (ABS)

Work from home

12.8%

of employed residents (ABS Census)

Median lot size

1.6 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

1.0%

Mostly long-term tenants

Market activity

Distance to CBD

126.0 km

Regional

Days on market

54 days

Slower market

Auction clearance

45.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

122.7 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

58/km²

Rural / semi-rural

Schools in postcode 3666

🏫2 Primary🎓1 Secondary

ACARA 2025

🏫Primary (2)

St John's School

Catholic · Yrs Prep-6

ICSEA 1033

Euroa Primary School

Government · Yrs Prep-6

ICSEA 949

🎓Secondary (1)

Euroa Secondary College

Government · Yrs 7-12

ICSEA 956

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

81/ 100

5.7 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

979ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

14/ 100

🚆 0 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BALMATTUM

View listings

Local professionals

Connect with agents and building inspectors who operate in BALMATTUM. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium